An endangered view from the street

City Conversation #114: Urban design is largely the interface between buildings and their surroundings, especially streets—let’s talk about that

“A study in Copenhagen in 2003…[identified that] in front of open and active facades…the average number of pedestrians who walked by or stopped in front of active facades was seven times greater than…in front of passive facades.”—Jan Gehl, Cities for People 2010[1]

Jethro’s now points to a pot shop—an animated street front?

At first glance I was immediately uncomfortable with the architect’s rendering of a proposed new building in my neighbourhood—not the Jethro’s site—the proposal is not shown here for reasons noted below. I paused to reflect on what was creating my discomfort, informed by my almost half century of architecture and urban design experience. What I was looking at but cannot show is designed to replace much of an existing, much loved partial block of ragged topped commercial development, undulating +/- one storey in height.

Perhaps it was the fact the rendering did not go to the end of the block, ignoring the two smaller scale properties expected to remain, including a very active library branch—I guess these are seen as irrelevant or out of scale with the new, taller neighbour. Or perhaps the rendering failed to excite me due to the uniform and bland modelling of the existing homes across the lane, drawn as if they have no worth.

After some moments reflection I decided these were minor annoyances. What was really discomfiting was the absence of any opportunities for street level engagement by the proposed new building. In this city where we talk (correctly) about the ten or fifteen minute walkable neighbourhood, there was nothing here for the pedestrian, the shopper, the pausing cyclist or any other.

Certainly the replacement structure indicated the opportunity offered by three bays, each +/- 20 feet wide, which is a good street facing dimension for a Commercial/Retail Unit[1] (CRU in planner parlance) such as a shop or restaurant. In fact, the three existing CRUs are to be replaced, but the three new bays have no character, let alone the rich characters they are proposed to replace. There are no substantive overhangs providing cover for the measly seven foot deep “outdoor café.” In fact, only one entry door is shown along a 60-foot frontage—I foresee a bank or pharmacy with all the rich street engagement they (do not) bring. The plans certainly show no vertical shafts or other hints of possible future restaurant or café occupancy.

Writing as an Architect, these observations may put me in danger once again[2], which is why I am not identifying the project by address or image. Where are we as a city when planning staff bring forward a proposal with such little regard for its neighbourhood? Where are we as a society if I cannot without fear of retribution identify a streetscape that worked and is now doomed to fail its neighbourhood?

Such is the danger of informed observation and well meaning critique in the city I love.

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Brian Palmquist is a Vancouver-based architect, building envelope and building code consultant and LEED Accredited Professional (the first green building system). He is semi-retired for the moment, still teaching, writing and consulting a bit, but not beholden to any client or city hall. These conversations mix real discussion with research and observations based on a 45+ year career including the planning, design and construction of almost every type and scale of project. He is the author of the Amazon best seller and AIBC Construction Administration course text, “An Architect’s Guide to Construction.” and working on a book about how we can accommodate a growing population in the cities we love.



[1] Gehl, Jan, p. 76

[2] https://brianpalmquist.substack.com/p/shall-i-write-no-more-forever

[3] https://brianpalmquist.substack.com/p/shall-i-write-no-more-forever



[1] Gehl, Jan, p. 79